I'm quite new as an investor, but with three books by Biggerpockets authors under my belt and plenty of enthusiasm, I'm ready to keep learning and to connect with like-minded people in my area and beyond.

lastly I think the sellers in these areas are far more sophisticated than inner city rust belt property owners about values..

Welcome to BP and getting our first post under your belt. 

I work with investors from California all the time that are able to find good cash flow in a growing market where the appreciation is obvious.I agree with @Jason Wray that many of the investors I talk with from the West Coast find that the markets in the sunshine belt work far better for their investments. 

Ohio & Michigan were recently highlighted in the rust belt as good values that cash flow. 

Once I get a few deals under my belt and money is more abundant, I'll also purchase Seth's training.

I would first attempt a 2-4 unit to get the experience under your belt.

No state income tax.3. property tax's some of the lowest in the country.4. quality of construction most homes are built with stucco and tile roofs and desert landscape compared to much of the mid west rust belt were its very common to be looking at houses that are 50 to 100 plus years old. and yards grow fast  snow sleet ice all take more wear and tear on your units.we do a lot in most of the mid west rust belt states. the prime motivation is price point and rent to price ratio for those aspects they are the best.

But I still dabble in handyman work and some remodeling as I find it hard to put away my belt and still enjoy the work. 

As I stated before, there are good operators and bad actors in all areas of real estate. one of the reasons Jim is so against this is the LO model was ABUSED horribly in the Rust belt.